Can Design Review Be Fast And Effective? Seattle Thinks So

Since 1994, Seattle has conducted mandatory design reviews of most large development projects. Design review gives the public (and city planners) a chance to influence decisions that will affect their communities for decades. But this influence comes at a cost. Design review can add months to project timelines; sometimes, the process prevents much-needed housing from getting built at all. And the complex rules for which projects need design review can lead to a niche building boom when a loophole is found–take for example 56-unit microhousing buildings with eight kitchens.

Much of the proposal remains unchanged from the June draft. It would simplify the rules for which projects must go through design review, and tweak the process to make it faster and more inclusive. The most notable change is to the proposed Hybrid Design Review process, which is being recast as a pilot program. SDCI is also recommending technical changes to the definition of “complex site characteristics”, which influences the level of design review process that a project must go through.

Recap: What’s In The Proposal

SDCI’s proposed changes to the Design Review Program are grouped into three broad pillars.

Advertisement

First, project thresholds would be simplified and adjusted. Thresholds would be based on square footage rather than unit counts. Some smaller projects would be exempted from design review. Conversely, design review would expand to include more institutional uses, and more types of development in industrial areas.

Second, administrative reviews would be expanded. The full design review process requires two phases of review by design review boards; in the administrative process, these reviews are performed by staff instead. The proposal would allow more projects to use the administrative process. It would also create a new “Hybrid Design Review” process, for projects that are large but simple (or that are complex but small), that has one staff review and one board review.

Finally, developers would be required to conduct early community outreach as part of the design review process.

There are also a handful of minor changes, such as adjustments to the membership of design review boards, and limits on the number of review meetings.

Hybrid Design Review: Playing It Safe

Proposed new design review thresholds. (City of Seattle)

The original proposal for Hybrid Design Review had envisioned a two-step process. First, SDCI staff would conduct an Early Design Guidance (EDG) meeting. Later, the local design review board would hold a public meeting, which would make a final recommendation on the project proposal. But, based on comments from both the public and development community, SDCI’s new proposal swaps the order of these two steps. The local design review board would hold a meeting first, while SDCI staff would make the final recommendation.

Even with these changes, the Hybrid Design Review process is an exciting development for those of us who want design review to be faster and more inclusive. It’s encouraging that it survived the first round of public comment.

Proposed complex site characteristics for the new design review thresholds. (City of Seattle)

Size vs. Complexity

To determine which of the three design review processes a project must go through, SDCI is introducing a feature called “complex site characteristics.” Seven different factors can affect whether a project is considered complex, touching on project elements such as site context and scale. More complex projects would require higher levels of public scrutiny, while simpler projects could go through administrative review instead.

In the June proposal, SDCI included an eighth complex site characteristic, which would have considered any site located outside an urban village or urban center. This characteristic was removed from the updated proposal, which will speed up the design review process for small projects outside urban villages and urban centers. On the other hand, the updated proposal reduced the street lot line threshold from 250 feet to 200 feet, which will send more projects through public review.

On the whole, the changes to design review should lead to better outcomes and better community engagement, while also removing roadblocks to development.

If you found this article useful, read The Urbanist often or generally support our work, please consider making a donation. The Urbanist is a 501(c)4 nonprofit and our work is mostly fueled by donations.

Doug Trumm is a senior editor at The Urbanist. He joined the exodus to Seattle in 2014, leaving behind his home state of Minnesota. Volunteering with the Minneapolis Bicycle Coalition and serving as an alternate on his local neighborhood association ignited his interest in urbanism. Reading urban planning greats like Jane Jacobs stoked that fledgling fire to an inferno. Living on disputed land between Wallingford and Fremont, he is doing his best to improve both neighborhoods.

rossb

It sure would be nice to speed up the construction. Not only does the slow review process add to the cost (that is ultimately born by every renter) but it adds to blight. Abandoned buildings wait for the official OK, while most of the time the neighbors just want them to go ahead and build the thing.

Warren Trout

Paperwork adds to the cost of construction. Any shortening can only help keep prices down.

Donate

The Urbanist is a 501(c)4 nonprofit. We largely depend on donations to handle our ongoing costs. Monthly donations are greatly apprecated from regular readers.

Instagram

The Urbanist was founded in early 2014 in order to examine and influence urban policies. We believe cities provide unique opportunities for addressing many of the most challenging social, environmental, and economic problems. We serve as a resource for promoting and disseminating ideas, creating community, increasing political participation, and improving the places we live.

Join us each month in Downtown Seattle for a social gathering to talk about urban issues and hear from local thought leaders.